Van Buren Plan · Westfield, IN 46074

$441,995

4 bd · 2.5 ba · 2,929 sqft · SingleFamily · 730 Days on market

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Schools +5.5/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make your new memories with our Van Buren floor plan. Ranging from 2,923 square feet to 3,309 square feet, this home design can grow with your family. The Van Buren can easily become a 7 bedroom and 5-bathroom home to fit your needs. With 12 elevation options to choose from, your home will have a unique look that is personality packed and worthy of your lifestyle. Garage storage is built into The Van Buren so that you can store equipment or work on your next big project. If a two-car garage is too small, you have the option to add on a third car bay. As you enter the home, the two-story foyer that gives the home an open and welcoming feel. Hide away your coats and gear with some optional built in lockers in the mud room right off of the garage entrance. On the other side of the home is a den that is the perfect area to work from home in, or build your home library. In need of a first-floor bedroom? Transform the den and powder bathroom into a bedroom and full bathroom. In the back of the home, you will find the large great room that can stay warm during the wintertime with an optional fireplace. The open concept floorplan allows you to entertain guests in every area of the first floor. Enjoy eating a meal with loved ones in the café or on your optional rear covered patio during the summer evenings. Enjoy all of the benefits of a well designed kitchen, and add personal touches in our Design Center! The oversized kitchen island gives you extra storage space and plenty of r

Key facts

• 2 garage spots
• Listed 730 days

🏗️ New construction. The $441,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $510,367.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $442k.

Deal economics

• At list price, monthly cash flow is $-989 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $367k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (27.3% below list).
• Recommended offer: $321k (27.3% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 3.0% in Westfield — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#140 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Westfield-Washington Schools (suburban): math 58% / reading 64% proficiency, ranked #10 of 301 in IN (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.3%/yr); 801 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 4,661 units permitted in Hamilton County in 2024 (1,528 in 5+ unit buildings).
• This rent runs 30% of the median local income ($127k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Hamilton County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 730 days — a 12% lower offer ($389k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $321,330 (27.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 730 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.63% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.30%
• DSCR: 0.63
• GRM: 13.2

CMA / ARV

• ARV (median comp): $510,367
• List price: $441,995
• Delta: -13.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
454 Tess Blvd	0.09mi	4/3.5	2,935 (+0%)	3mo	$514,143	$175	89
17956 Hawaii Ct	0.22mi	4/2.5	3,137 (+7%)	3mo	$427,000	$136	76
18472 Miles Ln	0.41mi	5/3.0 (+1)	2,921 (-0%)	2mo	$490,000	$168	72
521 Tess Blvd	0.04mi	4/2.5	3,316 (+13%)	6mo	$481,158	$145	71
18363 Cora Ln	0.26mi	3/3.5 (-1)	2,813 (-4%)	3mo	$501,345	$178	70
18417 Miles Ln	0.34mi	4/3.5	2,813 (-4%)	6mo	$484,995	$172	68
18372 Clayborne Dr	0.60mi	4/2.5	2,861 (-2%)	3mo	$435,000	$152	66
525 Rambo Dr	0.28mi	5/2.5 (+1)	2,610 (-11%)	5mo	$364,000	$139	60
764 Parker Ln	0.44mi	4/2.5	2,654 (-9%)	8mo	$458,000	$173	58
728 Ogala Dr	0.19mi	5/3.5 (+1)	3,368 (+15%)	7mo	$590,000	$175	51
885 Copper Hill Ct	0.40mi	4/2.5	2,502 (-15%)	7mo	$465,000	$186	51
930 Ogala Dr	0.46mi	5/3.0 (+1)	3,296 (+12%)	3mo	$388,000	$118	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -29.5%
• Equity multiple: 0.01×
• Total profit: $-141,488
• Equity at exit: $76,097

10-year hold

• IRR: -25.5%
• Equity multiple: -0.31×
• Total profit: $-186,713
• Equity at exit: $44,127

Cash invested: $142,903 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Indiana: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

10-day pay-or-quit; landlord-favorable; preempted.

Methodology + full state rankings →

ZIP-level market 46074

• Rents YoY: 4.3%
• Active inventory: 801
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $3,213 medium
• Mortgage (P&I): −$2,676
• Tax est. 1.5%: −$638 /mo · $7,656/yr
• Insurance: −$213
• HOA: −$0
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $-989

Break-even live

Break-even rent $4,465

Max offer price $367,326

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $127,592
• Closing costs: $15,311
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1418 Moose Ridge Ln Westfield, IN	3.0	2.5	2424	$2,841	$1.17	12d	1	0.89mi
17330 Graley Pl Westfield, IN	3.0	3.0	2383	$3,500	$1.47	43d	1	0.91mi
459 Vernon Pl Westfield, IN	4.0	2.5	1968	$3,750	$1.91	43d	1	1.39mi

Listing history 21 events

1. 2026-06-18
   days on market $441,995 Active 730 DOM
2. 2026-06-17
   days on market $441,995 Active 729 DOM
3. 2026-06-16
   days on market $441,995 Active 728 DOM
4. 2026-06-15
   days on market $441,995 Active 727 DOM
5. 2026-06-13
   days on market $441,995 Active 725 DOM
6. 2026-06-13
   days on market $441,995 Active 724 DOM
7. 2026-06-09
   days on market $441,995 Active 721 DOM
8. 2026-06-08
   days on market $441,995 Active 720 DOM
9. 2026-06-07
   days on market $441,995 Active 719 DOM
10. 2026-06-05
    days on market $441,995 Active 716 DOM
11. 2026-06-03
    days on market $441,995 Active 715 DOM
12. 2026-06-02
    days on market $441,995 Active 714 DOM
13. 2026-06-01
    days on market $441,995 Active 713 DOM
14. 2026-05-31
    days on market $441,995 Active 712 DOM
15. 2025-05-01
    status Active 1502-char remark

    Show marketing remark (1502 chars)

    Make your new memories with our Van Buren floor plan. Ranging from 2,923 square feet to 3,309 square feet, this home design can grow with your family. The Van Buren can easily become a 7 bedroom and 5-bathroom home to fit your needs. With 12 elevation options to choose from, your home will have a unique look that is personality packed and worthy of your lifestyle. Garage storage is built into The Van Buren so that you can store equipment or work on your next big project. If a two-car garage is too small, you have the option to add on a third car bay. As you enter the home, the two-story foyer that gives the home an open and welcoming feel. Hide away your coats and gear with some optional built in lockers in the mud room right off of the garage entrance. On the other side of the home is a den that is the perfect area to work from home in, or build your home library. In need of a first-floor bedroom? Transform the den and powder bathroom into a bedroom and full bathroom. In the back of the home, you will find the large great room that can stay warm during the wintertime with an optional fireplace. The open concept floorplan allows you to entertain guests in every area of the first floor. Enjoy eating a meal with loved ones in the café or on your optional rear covered patio during the summer evenings. Enjoy all of the benefits of a well designed kitchen, and add personal touches in our Design Center! The oversized kitchen island gives you extra storage space and plenty of r

16. 2025-05-01
    historical 1502-char remark

    Show marketing remark (1502 chars)

    Make your new memories with our Van Buren floor plan. Ranging from 2,923 square feet to 3,309 square feet, this home design can grow with your family. The Van Buren can easily become a 7 bedroom and 5-bathroom home to fit your needs. With 12 elevation options to choose from, your home will have a unique look that is personality packed and worthy of your lifestyle. Garage storage is built into The Van Buren so that you can store equipment or work on your next big project. If a two-car garage is too small, you have the option to add on a third car bay. As you enter the home, the two-story foyer that gives the home an open and welcoming feel. Hide away your coats and gear with some optional built in lockers in the mud room right off of the garage entrance. On the other side of the home is a den that is the perfect area to work from home in, or build your home library. In need of a first-floor bedroom? Transform the den and powder bathroom into a bedroom and full bathroom. In the back of the home, you will find the large great room that can stay warm during the wintertime with an optional fireplace. The open concept floorplan allows you to entertain guests in every area of the first floor. Enjoy eating a meal with loved ones in the café or on your optional rear covered patio during the summer evenings. Enjoy all of the benefits of a well designed kitchen, and add personal touches in our Design Center! The oversized kitchen island gives you extra storage space and plenty of r

17. 2024-12-10
    price $441,995 1502-char remark

    Show marketing remark (1502 chars)

    Make your new memories with our Van Buren floor plan. Ranging from 2,923 square feet to 3,309 square feet, this home design can grow with your family. The Van Buren can easily become a 7 bedroom and 5-bathroom home to fit your needs. With 12 elevation options to choose from, your home will have a unique look that is personality packed and worthy of your lifestyle. Garage storage is built into The Van Buren so that you can store equipment or work on your next big project. If a two-car garage is too small, you have the option to add on a third car bay. As you enter the home, the two-story foyer that gives the home an open and welcoming feel. Hide away your coats and gear with some optional built in lockers in the mud room right off of the garage entrance. On the other side of the home is a den that is the perfect area to work from home in, or build your home library. In need of a first-floor bedroom? Transform the den and powder bathroom into a bedroom and full bathroom. In the back of the home, you will find the large great room that can stay warm during the wintertime with an optional fireplace. The open concept floorplan allows you to entertain guests in every area of the first floor. Enjoy eating a meal with loved ones in the café or on your optional rear covered patio during the summer evenings. Enjoy all of the benefits of a well designed kitchen, and add personal touches in our Design Center! The oversized kitchen island gives you extra storage space and plenty of r

18. 2024-10-17
    price $437,995 1502-char remark

    Show marketing remark (1502 chars)

    Make your new memories with our Van Buren floor plan. Ranging from 2,923 square feet to 3,309 square feet, this home design can grow with your family. The Van Buren can easily become a 7 bedroom and 5-bathroom home to fit your needs. With 12 elevation options to choose from, your home will have a unique look that is personality packed and worthy of your lifestyle. Garage storage is built into The Van Buren so that you can store equipment or work on your next big project. If a two-car garage is too small, you have the option to add on a third car bay. As you enter the home, the two-story foyer that gives the home an open and welcoming feel. Hide away your coats and gear with some optional built in lockers in the mud room right off of the garage entrance. On the other side of the home is a den that is the perfect area to work from home in, or build your home library. In need of a first-floor bedroom? Transform the den and powder bathroom into a bedroom and full bathroom. In the back of the home, you will find the large great room that can stay warm during the wintertime with an optional fireplace. The open concept floorplan allows you to entertain guests in every area of the first floor. Enjoy eating a meal with loved ones in the café or on your optional rear covered patio during the summer evenings. Enjoy all of the benefits of a well designed kitchen, and add personal touches in our Design Center! The oversized kitchen island gives you extra storage space and plenty of r

19. 2024-07-26
    price $434,995 1502-char remark

    Show marketing remark (1502 chars)

    Make your new memories with our Van Buren floor plan. Ranging from 2,923 square feet to 3,309 square feet, this home design can grow with your family. The Van Buren can easily become a 7 bedroom and 5-bathroom home to fit your needs. With 12 elevation options to choose from, your home will have a unique look that is personality packed and worthy of your lifestyle. Garage storage is built into The Van Buren so that you can store equipment or work on your next big project. If a two-car garage is too small, you have the option to add on a third car bay. As you enter the home, the two-story foyer that gives the home an open and welcoming feel. Hide away your coats and gear with some optional built in lockers in the mud room right off of the garage entrance. On the other side of the home is a den that is the perfect area to work from home in, or build your home library. In need of a first-floor bedroom? Transform the den and powder bathroom into a bedroom and full bathroom. In the back of the home, you will find the large great room that can stay warm during the wintertime with an optional fireplace. The open concept floorplan allows you to entertain guests in every area of the first floor. Enjoy eating a meal with loved ones in the café or on your optional rear covered patio during the summer evenings. Enjoy all of the benefits of a well designed kitchen, and add personal touches in our Design Center! The oversized kitchen island gives you extra storage space and plenty of r

20. 2024-07-12
    price $433,995 1502-char remark

    Show marketing remark (1502 chars)

    Make your new memories with our Van Buren floor plan. Ranging from 2,923 square feet to 3,309 square feet, this home design can grow with your family. The Van Buren can easily become a 7 bedroom and 5-bathroom home to fit your needs. With 12 elevation options to choose from, your home will have a unique look that is personality packed and worthy of your lifestyle. Garage storage is built into The Van Buren so that you can store equipment or work on your next big project. If a two-car garage is too small, you have the option to add on a third car bay. As you enter the home, the two-story foyer that gives the home an open and welcoming feel. Hide away your coats and gear with some optional built in lockers in the mud room right off of the garage entrance. On the other side of the home is a den that is the perfect area to work from home in, or build your home library. In need of a first-floor bedroom? Transform the den and powder bathroom into a bedroom and full bathroom. In the back of the home, you will find the large great room that can stay warm during the wintertime with an optional fireplace. The open concept floorplan allows you to entertain guests in every area of the first floor. Enjoy eating a meal with loved ones in the café or on your optional rear covered patio during the summer evenings. Enjoy all of the benefits of a well designed kitchen, and add personal touches in our Design Center! The oversized kitchen island gives you extra storage space and plenty of r

21. 2024-06-18
    listed $429,995 Active 1502-char remark

    Show marketing remark (1502 chars)

    Make your new memories with our Van Buren floor plan. Ranging from 2,923 square feet to 3,309 square feet, this home design can grow with your family. The Van Buren can easily become a 7 bedroom and 5-bathroom home to fit your needs. With 12 elevation options to choose from, your home will have a unique look that is personality packed and worthy of your lifestyle. Garage storage is built into The Van Buren so that you can store equipment or work on your next big project. If a two-car garage is too small, you have the option to add on a third car bay. As you enter the home, the two-story foyer that gives the home an open and welcoming feel. Hide away your coats and gear with some optional built in lockers in the mud room right off of the garage entrance. On the other side of the home is a den that is the perfect area to work from home in, or build your home library. In need of a first-floor bedroom? Transform the den and powder bathroom into a bedroom and full bathroom. In the back of the home, you will find the large great room that can stay warm during the wintertime with an optional fireplace. The open concept floorplan allows you to entertain guests in every area of the first floor. Enjoy eating a meal with loved ones in the café or on your optional rear covered patio during the summer evenings. Enjoy all of the benefits of a well designed kitchen, and add personal touches in our Design Center! The oversized kitchen island gives you extra storage space and plenty of r

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $38,560
• − Mortgage interest: −$28,589
• − Property taxes: −$7,656
• − Insurance: −$2,552
• − Repairs & maintenance: −$3,085
• − Management: −$3,085
• − Depreciation: −$14,847
• Taxable loss: −$21,253
• Est. tax savings @ 24.0%: +$5,101
• After-tax cash flow: $-6,762/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Westfield-Washington Schools
• NCES district ID: 1813080
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $82,682
• Composite: 55.01/100
• National rank: #1295
• State rank: #10 of 301 in IN

Livability — Westfield

• Score: 71/100
• State rank: #140
• US rank: #7263

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment A+ Housing A+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westfield, IN
• County: Hamilton County · 337,479 people
• City population: 48,901
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 48,901
• Household income: $126,724
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 742.0

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 381,938 people
• By 2030: 417,496 · +9.3%
• By 2040: 486,684 · +27.4%
• By 2050: 549,805 · +44.0%
• By 2075: 687,078 · +79.9%
• By 2100: 754,495 · +97.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 10% Hispanic / Latino 9% Asian 8% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 4% Italian 4% Lithuanian 2%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 5% Arabic 3% Chinese 2%

Political lean MEDSL · Hamilton

• 2024 margin: Lean R (+6.1) · D 46.0% · R 52.1% · Other 1.9%
• 2008→2024 swing: +16.2pp toward D · 2008: -22.2pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+6.8 2016: R+19.6 2012: R+34.3 2008: R+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -140.45%
• Current HPI: 220.9413
• Rent YoY: ▲ 4.26%
• Metro: Indianapolis-Carmel-Anderson, IN
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

Industry mix (Fortune 500 HQ in IN)

Industry	F500 HQs	Revenue
▸Industrial Machinery	2	$37B
▸Healthcare	1	$177B
▸Pharmaceuticals	1	$45B
▸Metals / Steel	1	$18B
▸Agriculture	1	$17B
▸Packaging	1	$12B

Price history

+2.8% since first listed

7 events — show timeline

• 2025-05-01 Relisted — Zillow
• 2025-05-01 Delisted — Zillow
• 2024-12-10 Price Changed $441,995 Zillow
• 2024-10-17 Price Changed $437,995 Zillow
• 2024-07-26 Price Changed $434,995 Zillow
• 2024-07-12 Price Changed $433,995 Zillow
• 2024-06-18 Listed $429,995 Zillow